INFRASTRUCTURE PROJECT FINANCE

CREDIT APPRAISAL/EVALUATION

NIBAF – MAR 2013

PROJECT FINANCE

• INFRASTRUCTURE PROJECT DEFINEDInfrastructure are basic physical and organizational structures needed for the operation of a society or enterprise, or the services and facilities necessary for an economy to function.

Toll Roads, Rail way Line, Telecommunication, Power Generation/ Transmission / Distribution, Water Supply/Sewerage, Port/Shipping/Container Terminal are all examples of infrastructure.

These systems tend to be high-cost investments, however, they are vital to a country's economic development and prosperity. Infrastructure projects may be funded publicly, privately or through public-private partnerships.

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PROJECT FINANCE - Defined• .

Key concept: Non-Recourse finance• The World Bank’s definition of project finance is as simple as:

• Financing is “non-recourse” if lenders are only repaid from the project’s cashflows, and• Collateral in the case of failure is limited to the Project assets. • Limited-recourse finance, additionally allows lenders some claim on the assets of project

sponsors in the case of failure

Why does this matter?• Specially created project companies have no credit or operating track record.• This results in a strong emphasis from lenders on the Feasibility and Future Performance of

the Project rather than the quality of credit support from the sponsors or the value of the underlying assets.

“use of nonrecourse or limited-recourse financing”World Bank

Project Finance – Common Features

• Projects are usually large / expensive.

• Typically long term (15 years+).

• Undertaken via distinct legal entity [Special Purpose Vehicles (SPVs)],

• High debt to equity ratio (often 70%+ debt)

• Sponsors provide limited or no recourse to cash flow from other assets.

• Extensive contracting which governs inputs, off-take, construction & operations.

• Funding of Single Purpose Assets (main contractors often has equity stakes)

• Debt Holders rely on Project Cash Flows for Repayment.

International organizationsor export credit agencies

Banksyndicate

Non-recourse debtInter-creditor agreement

Input(e.g gas)

Supply contract

Construction,equipment, operating

and maintenancecontracts

Project company(e.g. power plant)

Host governmentLegal system, property

rights, regulation, permits,concession agreements

Output(e.g. power supply)Off-take agreement

Sponsor A Sponsor B Sponsor C

EquityShareholder agreement

Typical Project Finance Structure

Advantages of Project Finance• The main benefit of project finance is that it can improve the capacity to raise large amounts of

long term equity and debt finance from both domestic and international sources. This is achieved because:– Project sponsor balance sheets are shielded from risk.– If risks are appropriately allocated, sponsors may be willing to undertake project with more risk than

they would independently.

• Financing arrangements can be closely tailored to suit the specific project.

• Multiple investors of different size can contribute to projects they could not independently support.

• High leverage can make it easier to achieve required equity rates of return.

• Investors can hold the debt “off-balance sheet” – increasing their capacity to borrow.

• Takes advantage of the relative ease of raising debt compared to equity.

Disadvantages of Project Finance• Project finance can often be complex – particularly as highly specialized (and often

unique) SPVs need to be created. Therefore:– it can have significant lead times compared to other sources of finance; and– it can be costly to establish.

• New structures and arrangements may not be well understood by partners.

• highly leveraged model can be susceptible to failure.

• Non-recourse debt is typically expensive (50 – 200 bps higher).

• Contracts may require intrusive supervision from investors (including Lenders) constrain management actions.

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Financially Feasible Project

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Credit Evaluation

Term Sheet

Negotiation

Financial Institutions

Project Financing

Project Finaliz

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Project Completion• Physical Completion

– Project is physically complete according to technical design criteria.

• Mechanical Completion– Project can sustain production at a specified capacity for a certain

period of time.

• Financial Completion (financial sustainability)– Project can produce under a certain unit cost for a certain period of

time & meets certain financial ratios (current ratio, Debt/Equity, Debt Service Capacity ratios)

Mitigation of Project Completion Risks

Pre-Completion Risks:Some Examples ofWays to Reduce or Shift Risk

Types of Risks Away from Financial Institution•Participant Risks

-Sponsor commitment to project - Reduce Magnitude of investment? -Require Lower Debt/Equity ratio

-Finance investment through equity then by debt

– Financially weak sponsor - Attain Third party credit support for weak sponsor (e.g. Letter of Credit)

- Cross default to other sponsors

•Construction/Design defects - Experienced Contractor- Turn key construction contract

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Mitigation of Project Completion Risks

Pre-Completion Risks:Some Examples ofWays to Reduce or Shift Risk

Types of Risks Away from Financial Institution•Equipment Failure - Equipment warranties/Insurance Claims

•Completion Risks– Cost overruns - Pre-Agreed overrun funding

- Fixed (real) Price Contract– Project not completed - Completion Guarantee

- Tests: Mechanical/Financial for completion– Project does not attain - Assumption of Debt by Sponsors if

mechanical efficiency not completed satisfactorily

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Mitigation of Project Completion Risks

Post-Completion Risks Some Examples ofWays to Reduce or Shift Risk

Types of Risks Away from Financial Institution

• Natural Resource/Raw Material– Availability of raw materials - Independent reserve certification

- Example: Mining Projects: reserves twice planned mining volume

- Firm supply contracts- Ready spot market

• Production/Operating Risks– Operating difficulty leads to - Proven technology insufficient cash flow - Experienced Operator/ Management Team

- Performance warranties on equipments- Insurance to guarantee minimum cash

Mitigation of Project Completion Risks

Post-Completion Risks Some Examples ofWays to Reduce or Shift Risk Types of Risks Away from Financial Institution

• Market Risk–Volume -cannot sell entire output - Long term contract with creditworthy

buyers :take-or-pay; take-if delivered; take-and-pay–Price - cannot sell output at profit - Minimum volume/floor price

provisions - Price escalation provisions

• Force Majeure Risks–Strikes, floods, earthquakes, etc. - Insurance

- Debt service reserve fund

CREDIT APPRAISAL• Credit appraisal in general is the process of evaluating the credit worthiness of the

loan applicant i.e. (financial condition & ability to repay back the loan in future).[Reliance of Repayment on Financial Statements of Borrower and/or Sponsor]

• Three C’s of Credit

• Credit or Project Appraisal in Project Finance means an investigation/assessment done by the Financial Institution prior to providing any Funding /Loan/Project Finance, in which it checks the economic, financial & technical viability of the proposed project [Reliance on Project Cash Flows & Assets]

Character Capacity Collateral

CREDIT APPRAISAL

• The purpose of Project Appraisal is to ascertain whether the project will be sound – technically, economically, financially and managerially – and ultimately viable as a commercial proposition.

• The ultimate objective of the appraisal exercise is to ascertain the viability of a project with a view to ensuring the repayment of the borrower’s obligations . Therefore, it is not so much the quantum of the proposed term assistance as the prospects of its repayment that should weigh with us while appraising a project.

PROJECT APPRAISAL• The appraisal of a project involve the examination of:

– Technical Feasibility : To determine the suitability of the technology selected and the adequacy of the technical investigation, and design.

– Economic Feasibility : To determine the conduciveness of economic parameters to setting up the project and their impact on the scale of operations. It also contains Market Demand/Survey providing rationale for undertaking the Project.

– Financial Feasibility : To determine the accuracy of cost estimates, suitability of the envisaged pattern of financing and general soundness of the capital structure.

– Commercial Viability : To ascertain the extent of profitability of the project and its sufficiency in relation to the repayment obligations pertaining to term finance.

– Managerial Competency : To ascertain that competent men are behind the project to ensure its successful implementation and efficient management after commencement of commercial production.

PROJECT APPRAISAL• The first step in Project Appraisal is to find out whether the project is

prima facie acceptable by examining salient features such as: – The background and experience of the applicants, particularly in the proposed

line of activity – The potential demand for the product – The availability of the required inputs, utilities and other infrastructural

facilities – Whether the project is in keeping with the priorities, if any, laid down by the

Government.

MATCHING RETURN WITH RISK PROFILE

PROJECT APPRAISAL• Project Appraisal should contain the following essential information, such

as:– Particulars of the project along with a copy of the Project Feasibility Report furnishing

details of the technology, manufacturing process, availability of construction / production facilities, etc.

– Estimates of Cost of the project detailing the itemized assets acquired / to be acquired, inclusive of Preliminary / Pre-operative Expenses and WC margin requirements.

– Details of the proposed means of financing indicating the extent of promoters’ contribution, the quantum of Share Capital to be raised by public issue, the composition of the borrowed capital portion with particulars of Term Loans, Foreign Currency Loans, etc.

– WC requirements at the peak level (i.e., when the level of Gross Current Assets is at the peak) during the first year of operations after the commencement of commercial production and the banking arrangements to be made for financing the WC requirements.

– Project Implementation Schedule review in the light of actual implementation; Main stages in the project implementation and whether the time schedule for construction, erection/installation of P&M, start-up/trial run, commencement of commercial production is reasonable &acceptable

– Organizational set up along with a list of Board of Directors and indicating the qualifications, experience and competence of

i) The key personnel to be in charge of implementation of the project during the construction period and ii) The executives to be in charge of the functional areas of purchase, production, marketing and finance after commencement of commercial production.

– Demand projection based on the overall market prospects together with a copy of the market survey report.

– Details of the nature and value of the securities offered. – Regulatory Consents from the Government / other authorities and any other relevant

information.– Interactive Financial Model Containing detailed Projections with assumptions including

following at a minimum• Estimates of sales, CoP and profitability.• Projected P&L Account and Balance Sheet for the operating years during the currency of the

Bank’s term assistance. • Proposed amortization schedule, i.e., repayment program.• Projected Funds Flow Statement covering both the construction period and the subsequent

operating years during the currency of the Term Loan.

PROJECT APPRAISAL

Core of Project Appraisal Focuses on detailed Evaluation of Feasibility Study

PROJECT APPRAISAL• FEASIBILITY STUDY• As one of the first steps in a project financing is hiring of a technical consultant and he will

prepare a feasibility study showing the financial viability of the project• A prospective lender may hire its own independent consultants to Prepare or Review the

Feasibility Study before the lender will commit to lend funds for the project.

Contents• Description of project• Description of sponsor(s)• Sponsors' Agreements.• Project site.• Governmental arrangements.• Source of funds.• Feedstock Agreements.• Off take Agreements.

• Construction Contract.• Management of project.• Capital costs.• Working capital. • Equity sourcing.• Debt sourcing.• Financial projections.• Market study.• Assumptions.

PROJECT APPRAISAL• TECHNICAL FEASIBILITY

– The main objective of a technical feasibility study is to determine whether a certain plan of action is feasible—that is, will it work?

– A technical feasibility assessment should be applied to all projects being considered in order to better understand if the project can be done “technically” and whether it can be done “here and now”

• Technology and techniques: – Do the technology and techniques required to deliver this project exist locally or

globally? Have they been used before? If a new technology or technique is needed, how confident are we in its success?

• Technical capacity/skills: – Do the skills exist locally to design and implement the project? Have they been used

before? • Human and Financial resources:

– What is the scope of human and financial (budget) resources required to implement this project? Will the human resources be accessible, and how might costs change during the life of the project (operational, maintenance, etc.)?

PROJECT APPRAISAL

• FINANCIAL FEASIBILITY– To determine the accuracy of cost estimates, suitability of the envisaged pattern of

financing and general soundness of the capital structure.

– Total Cost of Project in the Financial Feasibility should include Contingency & appropriate Forex Cushion in line with the Size & time line of the Project.

– The main objective of a Financial Feasibility study is to determine whether a Project is Financially Feasible—that is, will it provide adequate returns to all investors (including Debt Holders) based on reasonable Assumptions.

PROJECT APPRAISALPAST TRACK RECORD• Summary of Sponsor Company’s past performance in terms of licensed/installed/operating capacities,

sales, operating profit and Net Profit for the past 3 years; Capacity utilization; Sales & profitability; Dividend policy; Capital expenditure programs implemented by the Company during the past 3years and how they were financed; company’s management-labour relations

PRESENT FINANCIAL POSITION • Sponsor Company’s audited Balance Sheets & P/L Accounts for the past 3 years with analysis; Company’s

Capital structure; Summaries conclusions of financial analysis; Method of depreciation; Revaluation of F/A; Record of major defaults; Position of Company’s tax assessment; contingent Liabilities; Pending suits; Qualifications /Adverse remarks by auditors

PROJECT INCENTIVE• Strong support from Government• Hedging for any open exchange or interest rate risk (FOREX)• Security package that is enforceable• Experienced and capable contractor(s)• Experienced and capable operator(s)• Mitigation of key risks (e.g. technological, environmental)

PROJECT APPRAISAL• WORKING CAPITAL REQUIREMENTS

– Assessment of total WC requirements at the peak level during the first year of operations after commencement of commercial production; sharing of business among member banks; financing of additional WC requirements in case of existing companies.

• MARKETING – (a) Sales prospects and underlying assumptions, demand projections on the basis of past

consumption, total supply position, general condition of industry – (b) Selling Price-Trend to see whether stable, Govt. price controls ,quota systems, etc – (C) Prospects for exports – Export obligations; – (d) Marketing Organization – Adequacy, Distributors/Selling Agents, Terms of arrangement,

remuneration, competence, Concerns – Siphoning of profits

• FUNDS FLOW ANALYSIS – Funds Flows to be divided into Long term Funds Flows and Short Term Funds Flows– Difference would indicate Long Term Surplus or Deficit/Movements in C/A &Op. Cash Flow leading to

increase or decrease in WC, Essential expenditure on F/A, repayment obligations, taxes and dividends are fully provided for; Cash generation would be adequate to meet all commitments during the entire repayment period.

PROJECT APPRAISALPROJECTED BALANCE SHEETS • Projected B/S covering the entire period of repayment to be scrutinized;• Profitability estimates, Funds Flow projections and projected B/S are all inter-related • Projected B/S to be scrutinized analytically with reference to all other related essential data

to ensure that all the projections, made realistically and accurately , have been woven into well coordinated financial statements.

• Focus on underlying Assumptions

SECURITY & MARGIN AND RATE OF INTEREST (a) Complete details of security to be offered for the Term Loan;(b) Detailed Opinion Report on Guarantors; (c) Security Margin Coverage Ratio; (d) Whether security offered and the margin available are adequate and satisfactory (e) Credit Rating may be done and interest rate (Pricing) to be in line with this rating, unless market forces demand otherwise

PROJECT APPRAISAL• GOVERNMENT CONSENTS AND INCENTIVES

– Examples include (a)Concession Agreement and/or Industrial License; (b) Approval for collaboration agreement and technical know-how arrangement; (C)Clearance for import of Machinery; (D) Approval for making payments for imported Machinery on deferred terms and specific

clearance for tax exemption on interest; (e) Consent from Controller of Capital issues (f) Various approvals /No Objection Certificate from

Local Authorities, etc

• GROUP COMPANIES (a) Brief resume of Group Companies indicating the extent to which they are depend on the parent company/other companies in the Group;(b) Company’s liability in respect of partly paid shares in subsidiary companies

PROJECT APPRAISAL• MANAGERIAL COMPETENCY

– (a) Company’s management set-up; – (b) Composition of the BoD; – (c ) CEO in charge of day-to day affairs of the Company; – (d) Quality of the Company’s management and the level of managerial expertise built-up within the Group; – (e) Whether all departments are well served by professionals

FINANCIAL EVALUATION• Acceptable Gearing Levels

• Adequate Debt Service Coverage Ratio – DSCR provides the value in terms of the number of times the total debt service

obligations consisting of interest and repayment of principal in installments are covered by the operating funds available after the payment of tax: earnings after taxes, EAT + interest + Depreciation + Other non cash expenditure like amortization.

– Gives an indication of Margin of safety and extent of risk coverage– DSCR is considered a comprehensive and apt measure to compute debt service capacity

of Project. – DSCR = EAT + interest + Depreciation + Other Non cash expenditure

Installments (Interest + Principal)• Internal Rate of Return

• Indicate the IRR for the project and should be compare with the IRR’s for similar projects in the same industry

FINANCIAL EVALUATION• Break-Even Analysis & and comparison with projected capacity utilization

• Sensitivity Analysis – To determine ‘Resiliency’ of the project

• Net Cash Flow: Net Income plus Non Cash Expenses (Depreciation, Amortization etc )

• Inter-firm comparisons

• Repayment Schedule based on the above factors and initial moratorium (start-up) period

FINANCIAL EVALUATION TECHNIQUES

Some common techniques of evaluating viability of infrastructure projects are given below:

• Pay-Back Period Method• Accounting Rate of Return Method• NPV (Net Present Value) Method• Profitability Index Method• IRR (Internal Rate of Return) Method

Pay-Back Period Method

The Pay-Back Period is the length of time required to recover the initial outlay on the project Or It is the time required to recover the original investment through income generated from the project.

Pay-Back Period = Original Cost of Investment____ Annual Cash Inflows or Savings

Pros: - a) It is easy to operate and simple to understand. b) It is best suited where the project has shorter gestation period and

project cost is also less.c) It is best suited for high risk category projects. Which are prone to rapid technological changes.d) It enables entrepreneur to select an investment which yields quick return of funds.

Cons: - a) It Emphasizes more on liquidity rather than profitability. b) It does not cover the earnings beyond the pay back period, which may result in wrong selection of investment projects. c) It is suitable for only small projects requiring less investment and time d) This method ignores the cost of capital which is very important factor in making sound investment decision.

Decision Rule: - A project which gives the shortest pay-back period, is considered to be the most ACCEPTABLE

For Example: - If a Project involves a cash outlay of Rs. 2,00,000 and the Annual Cash inflows are Rs. 50,000, 80,000, 60,000, and 40,000 during its economic life of 4 years.

Here Pay-Back Period = 3 years + 10,000 40,000

Pay-Back Period = 3 years + 0.25 Or 3 years and 3 months.

Pay-Back Period Method

Accounting Rate of Return Method

• This method is considered better than pay-back period method because it considers earnings of the project during its full economic life. This method is also known as Return On Investment (ROI). It is mainly expressed in terms of percentage.

ARR or ROI = Average Annual Earnings After Tax_____ * 100 Average Book Investment After Depreciation

Here, Average Investment = (Initial Cost – Salvage Value) * 1 / 2

Decision RuleIn the ARR, A project is to be ACCEPTED when ( If Actual ARR is higher or greater than the rate of return) otherwise it is Rejected and In case of alternate projects, One with the highest ARR is to be selected.

Pros: - a) It is simple to calculate and easy to understand. b) It considers earning of the project during the entire operative life. c) It helps in comparing the projects which differ widely. d) This method considers net earnings after depreciation and taxes.

Cons: - a) It ignores time value of money. b) It lays more emphasis on profit and less on cash flows. c) It does not consider re-investment of profit over years. d) It does not differentiate between the size of investments required for

different projects.

For Example: - Project A Project BInvestment 25,000 37,000Expected Life (In Yrs.) 4 5

Net Earnings (After Dep. & Taxes)Years 1 2500 3750 2 1875 3750 3 1875 2500 4 1250 1250

If the Desired rate of return is 12%, which project should be selected?

Accounting Rate of Return Method

NPV (Net Present Value) Method

This method mainly considers the time value of money. It is the sum of theaggregate present values of all the cash flows – positive as well as negative – thatare expected to occur over the operating life of the project.

NPV = PV of Net Cash Inflows – Initial Outlay (Cash outflows)

• Decision Rule: - • If NPV is positive, ACCEPT• If NPV is negative, REJECT• If NPV is 0, then apply Payback Period Method

• The standard NPV method is based on the assumption that the intermediate cash flows are reinvested at a rate of return equal to the cost of capital. When this assumption is not valid, the investment rates applicable to the intermediate cash flows need to be defined for calculating the modified NPV.

• Pros and Cons of NPV: -

Pros: - a) This method introduces the element of time value of money and as such is a scientific method of evaluating the project.

b) It covers the whole project from start to finish and gives more accurate figures c) It Indicates all future flows in today’s value. This makes possible comparisons between two

mutually exclusive projects.d) It takes into account the objective of maximum profitability

Cons: - a) It is difficult method to calculate and use.b) It is biased towards shot run projects.c) In this method profitability is not linked to capital employed.d) It does not consider Non-Financial data like the marketability of a product.

NPV (Net Present Value) Method

For Example: - Initial Investment – 20,000Estimated Life – 5 yearsScrap Value – 1,000 XYZ Enterprise’s Capital Project

Year Cash flow Discount factor Present Value@10%

1 5,000 0.909 4,545 2 10,000 0.826 8,260 3 10,000 0.751 7,510 4 3,000 0.683 2,049 5 2,000 0.621 1,242 5 1,000 0.621 621 PV of Net Cash Inflows = 24,227

NPV = PV of Net Cash Inflows – Cash Outflows = 24,227 – 20,000

NPV = 4,227Here, NPV is Positive (+ ve) The Project is ACCEPTED.

NPV (Net Present Value) Method

Profitability Index Method

Profitability Index is the ratio of present value of expected future cash inflows andInitial cash outflows or cash outlay. It is also used for ranking the projects in orderof their profitability. It is also helpful in selecting projects in a situation of capitalrationing. It is also know as Benefit / Cost Ratio (BCR).

PI = Present value of Future cash Inflows Initial Cash Outlay

Decision Rule: - In Case of Independent Investments, ACCEPT a Project If a PI is greater ( > 1 ) and Reject it otherwise.In Case of Alternative Investments, ACCEPT the project with the largest PI, provided it is greater than ( > 1 ) and Reject others.

Pros: - a) It is conceptually sound. b) It considers time value of money. c) It Facilitates ranking of projects which help in the selection of projects.

Cons: - a) It is vulnerable to different interpretations. b) Its computation Process is complex.

For Example: - In Case of Above Illustration: -

Here PI = Present Value of Cash Inflows Present Value of cash Outflows= 24,227 20,000

PI = 1.21Here, The PI is greater than ONE ( > 1 ), so the project is accepted.

IRR (Internal Rate of Return) Method

IRR (Internal Rate of Return) Method

• This method is known by various other names like Yield on Investment or Rate of Return Method. It is used when the cost of investment and the annual cash inflows are known and rate of return is to be calculated. It takes into account time value of Money by discounting inflows and cash flows. This is the Most alternative to NPV. It is the Discount rate that makes it NPV equal to zero.

• In this Method, the IRR can be ascertained by the Trial & Error Yield Method, Whose the objective is to find out the expected yield from the investment.

= Smaller discount rate + NPV @ Smaller rate Sum of the absolute values of the NPV @ smaller and the bigger

Discount rates

Bigger Smaller X discount – discount rate rate

Decision Rule: - In the Case of an Independent Investment, ACCEPT the project if Its IRR is greater than the required rate of return and if it is lower, Then Reject it. In Case of Mutually Exclusive Projects, ACCEPT the project with the largest IRR, provided it is greater than the required rate of return & Reject others.

Pros: - a) It considers the profitability of the project for its entire economic life and hence enables evaluation of true profitability. b) It recognizes the time value of money and considers cash flows over entire life of the project. c) It provides for uniform ranking of various proposals due to the percentage rate of return. d) It has a psychological appeal to the user. Since values are expressed in percentages.

Cons: - a) It is most difficult method of evaluation of investment proposals. b) It is based upon the assumption that the earnings are reinvested at the Internal Rate of Return for the remaining life of the project. c) It may result in Incorrect decisions in comparing the Mutually Exclusive Projects.

NPV Vs IRR

NPV Vs IRR

• It is calculated in terms of currency.• It recognizes the importance of market

rate of interest or cost of capital.• The PV is determined by discounting the

future cash flows of a project at a predetermined rate called cut off rate based on cost of capital.

• In this, intermediate cash flows are reinvested at a cutoff rate.

• Project is accepted, If NPV is + ve .

• It is expresses in terms of the percentage return.

• It does not consider the market rate of interest.

• The PV of cash flow are discounted at a suitable rate by hit & trial method which equates the present value so calculated the amount of investment.

• In this, intermediate cash inflows are presumed to be reinvested at the internal rate of return.

• Project is accepted, if r > k.

Assessment of NPV & IRR Method NPV IRR

Theoretical Considerations: - a) Does the method discount all cash Yes Yes flows?b) Does the method discount cash flows Yes No at the opportunity cost of funds?c) From a set of M.E. Projects, does the method choose the project which maximizes shareholder wealth? Yes NoPractical Considerations: -a) Is the Method Simple? Yes Yesb) Can the method be used with limited information? No Noc) Does the method give a relative measure? No No

PROJECT APPRAISAL – FINAL WORD

In project appraisal, nothing should be assumed or taken for granted. All the data / information should be checked and, wherever possible, counter-checked through

inter-firm and inter-industry comparisons.

It should be borne in mind that “Healthy skepticism is a cardinal virtue in project appraisal.”

PROJECT APPRAISAL

THE END